and as for rate its market.

interest rates have more than doubled since the end of 2021.  

However if you are charging your Short term rate maybe you do. 

( I know there are certain rules to the 1031 and having 3 separate sales may be a little challenging) Also,  I thought about just refinancing the 3 properties, but the rates are a little high to cashflow well.  

Borrowing from the equity must be done wisely or you will end up with negative cash flow and at high risk due to over-leveraging.NOTE: I use interest rates much lower than they currently are in 2024!

My sister is selling her house to me; however, we want to do a mortgage transfer since she currently has a 2.5% interest rate, but the bank will only pay what is owed on the current mortgage.

You should research STC rating options.

Waive app fee and Security Deposits and you're sure to get a tenant, just don't freak out when they trash your property.Another S8 challenge for landlords is fewer & fewer voucher holders have 100% of their rent paid by S8.

ask the tenant if they can wire it to your account ...offer to get  something  sutomatic  set up for them ...offer to cover any fees  that they incur ......what about apps like  venmo / zelle  etc?

MLS, negotiated 12k seller credit for rate buydown.